1601 N. Jackson St. Updated Rendering

Dermond Property Investments’ request for a change in zoning for the properties 1601 N. Jackson and 522 E. Pleasant, the former Joey’s Restaurant location, from Local Business (LB2) to a Detailed Planned Development (DPD) was once again before the City Plan Commission.  The proposal was required to go back before the City Plan Commission, because the number of rental units in the proposal had changed.  The developer now plans to build a five-story 36-unit residential apartment building that will consist of one-bedroom apartments and studios.   In excess of the existing zoning requirement of 18 off-street parking spots the building will include 38 parking spaces, 36 spaces for resident use, and two spaces for guest use.

The project had been held at the Zoning, Neighborhoods & Development Committee to allow for the developer to work with the neighborhood in producing a design more acceptable to residents.  At that meeting, the complaints cited by the neighbors and Alderman on the committee, included that the building didn’t fit with the neighborhood, would negatively impact parking, was set to close to the street, and was too blocky.

In an attempt to address these concerns multiple changes were made to the original design.  Originally, the the building was to be setback two feet on the North side, and not at all along the East side.  The new design sets the building back 18 feet on the North side, and five feet on the East side.  The new design attempts to alleviate the blocky feeling by further articulating the building through projecting the balconies further out, and cutting back on its width.  Further, the new proposal includes an increase in the number of parking spots from 34 to 38.

Despite the changes a handful of residents spoke in opposition to the development.  The primary concerns continued to revolve around the scale and density of the building, and the potential parking issues new residents could creating.

Alderman Kovac, who represents the area, noted that this proposed building’s height is within the current allowed zoning for the site, and that parking concerns aren’t enough for him to oppose a project.  He summarized his position on the project saying, “given the zoning, [and] given the design process we went through, I’m not opposed”.

With one vote in opposition the project was recommended for approval by the commission, and will now go before the Zoning, Neighborhoods & Development Committee.

HSI East Side Library Proposal - Rendering 3 Southeast

Following the model of the Villard Square Library redevelopment, The Board of Trustees of the Milwaukee Public Library selected HSI Properties, LLC proposal for a mixed-use building to replace the current East Library.  The project took an important step forward yesterday as an associated land sale, and land vacation were recommend for approval at the City Plan Commission meeting.

The $15 million building, to be known as The Standard at East Library, will have an approximately 16,000 SF condominium unit for the new library, 92 market-rate apartments,  118 underground parking spaces, 40 street level parking spaces reserved for library use, and approximately 2,500 SF of retail space.  The average apartment will range in size between 600 and 700 SF, and will rent for about $1.60 a square foot.

Although, the design was not quite in compliance with the new East Side Architectural Review Board (ARB) design standards, because the library entrance will be off of Cramer St. instead of North Ave., the ARB still approved the overall design and massing contingent on review of building materials, lighting, landscaping and public improvements.

The recommended land sale will now go before the Public Works Committee on March 7, 2012 for approval.

Potawatomi Hotel Rendering

At the February 27th, 2012 meeting of the City Plan Commission two requests for zoning changes were recommended for approval which will allow Potawatomi’s luxury hotel proposal to move forward.  The recommendation was contingent on providing the Department of Public Works with traffic information, and the city’s acceptance of additional refinements and enhancements being made to the hotel design.  The 20-story, 375-385 room facility is proposed to be located at the corner of West Canal Street and West Potawatomi Circle creating a new gateway to the casino.  The current design includes white metal panels, and floor to ceiling windows that will have a green tint to compliment the existing hotel’s motif.   The hotel will have a mix of standard rooms and large suites, and include a full service restaurant, lobby bar, a retail store, meeting rooms, exercise facilities, a bowling alley, spa, indoor pool, club room and bar located at the top of the hotel.  Once complete the new hotel will provide 230 full time jobs.

In addition to the new hotel Potawatomi plans to construct a four level 480 stall, 49,615 SF precast parking garage directly east of the existing parking garages south of the casino.

The changes were unanimously recommended for approval.  These zoning changes will now go before the Zoning, Neighborhoods & Development Committee for approval.

MSOE Soccer Parking Facility

Milwaukee County and the City of Milwaukee City Plan Commission both unanimously recommended approval of the Milwaukee School of Engineering’s parking garage proposal in the Park East.  These approvals point out that City of Milwaukee and Milwaukee County politicians are anxious to see new development in the Park East. Unfortunately, as currently conceived this isn’t a project worthy of approval.

During the City Plan Commission hearing Dr. Viets, Milwaukee School of Engineering (MSOE) President, stated that “I view this request before you, as part of our commitment to downtown”,  and there is no doubt that MSOE is committed to and critical to downtown Milwaukee (note without MSOE there would likely not be an Urban Milwaukee), but this is not the right way to show MSOE’s commitment.

To quote Dr. Herman Viets, President MSOE, “…we could certainly do better”.  Yes, we, as in Milwaukee County, the City of Milwaukee, and MSOE can certainly do better.

Issues with the project

• Does not meet the requirements of the Park East Redevelopment Plan.  As Vanessa Koster, of the Department of City Development, explained during the City Plan Commission meeting, “since it does not comport to the design standards of the Park East Redevelopment Plan” action is needed to remove the parcel from the Redevelopment Area.  In this case the parking garage doesn’t meet the height requirements, the mixed-use requirement, won’t create any sort of terminating vista, and in fact deviates from the street design’s within the plan, as Ogden Avenue will not be put through if this project moves forward.  The plan for the Park East was worthy when originally developed, and this project doesn’t come close to offering benefits that exceed the design requirements.
• Does not maximize tax-base creation.  Although MSOE will pay property taxes on the 12,000 SF retail slot, and any parking spots leased out to non-MSOE users, it is possible that when the BMO Harris lease runs out the entire parking portion of the facility will become tax exempt. Discussions about this garage catalyzing future Park East development have taken place, and are flawed, MSOE has made it clear that in the long-run they intend to utilize the full garage, leaving no space for other regular users.
• Limits a large portion of the Park East to a single use – parking.  As part of the deal BMO Harris’ (M&I) is acquiring a key parcel of Park East property along Water St (in exchange for selling a parcel to MSOE).   The agreement specifies that BMO Harris won’t use the site as a surface parking lot for at least five years, but after that time period the possibility of that parcel becoming surface parking is high.  Bruce Westling, President of NAI MLG Commercial, who spoke in support of the project did so with a caveat, “I’d be very concerned that we get lulled into a green space for 5 years and then parking”.
• Design does not address the street.  Although the soccer field will be at ground level at Broadway and Knapp Street, there appears to be extremely minimal consideration for creating a public space that draws people into the field.  Much of the building will present itself to the street as a parking garage, which is not a use that will serve to activate the street.  Further, the proposal does include a park space along Water St., but seems to be of an more an afterthought than a key component of the design. In addition, as MSOE participates in Division 3 athletics it is likely that thousands of seats aren’t needed, but the current seating plans are underwhelming.
• Encourages driving.  Although the intention is for this to be used for long-term parking for students, the likely outcome will be more driving from students as a result hundreds of additional parking stalls being placed so near to campus.

How did we get here?

There’s a feeling in the community that the City of Milwaukee needs something, apparently anything, to be happening in the former right-of-way of the Park East freeway.  And apparently Milwaukee County simply needs funds. In particular the support for the project stems from the funds being earmarked to fund the Ready to Work program, a job skill training program for city youth.  Additionally, some members of the Milwaukee County Board were looking for a win for the Park East Redevelopment Compact, as made evident in a recent comment by Supervisor Dimitrijevic, “our standards to build sustainably, hire locally, and pay family- supporting wages will be met.”  For MSOE it is about replacing approximately 200 spaces that are rented across the river (and adding hundreds more spaces), so these spots will be closer for students to access.  Development in the Park East, and jobs for Milwaukee County residents are all laudable goals, but are they good enough reasons to forgo a good project down the line for this one?  No.

Despite supporting the project, Alderman Kovac summed up a key concern regarding this project, “if this lot ever becomes surface parking, this project will be a mistake”.  The alderman is right, if the adjacent lot does become a surface parking lot, the project is a clear failure, but we believe for the reasons listed above this project is already a failure.

Trinitas Ventures Initial Renderings

Trinitas Ventures’ request for a change in zoning, from Industrial Light 2 to Detail Plan Development, was recommended for denial by the City Plan Commission at the February 6th, 2012 meeting.  The proposal would allow for the development of a $35 million, 681-bedroom private dormitory to be developed on an existing industrial site, which has sat underutilized for numerous years.  Trinitas Ventures targeted the Milwaukee area and this site in particular, because UWM has seen a 9% enrollment growth since 2005, approximately 26,000 students live off campus today, and UWM can currently only house 15% of their student population.  The project would include 1.1 acres of green space, fully furnished units, tennis courts, a basketball court, a swimming pool, a workout room, shuttle service to campus, and other amenities aimed at attracting college students.

Brian Parish, Vice President of Brokerage Services for The Dickman Company, Inc. spoke in support of the project, and explained that they had been marketing the property since 2009, and that it has been available since 2002, but that we’ve “never concluded a sale or lease in this time”.

Chris Coakley, the property owner, explained that after owning the property for ten years that “at the end of the day, I’ve realized that it’s functionally obsolete”, and that “if this project doesn’t move forward, it will sit empty for another ten years.”

The project was opposed by neighborhood residents and at least two neighboring businesses.  Tulip Corporation was concerned with the potential of receiving complaints from new residents, because Tulip Corporation has operations 24 hours a day and has always been located between industrial uses, not residential uses.  Jonathon Eder, President of In Place Machining Company, spoke at length about the project stating it was critical to “keep it [the site] industrial”, and unless the city commits to its industrial zoning that it will “never attract another business”.  Residents spoke about the impacts on parking, property values, noise, conflict with residents, a potential decrease in property values, and a potential increase in crime that could come about if the project was to move forward.

Alderwoman Coggs explained that despite only having $25 million worth of development in her district in recent years she was “in objection” to this project, and that her “position at this location will not change”.  She listed a variety of reasons including the potential for students to be a target of crime, and that this project was inconsistent with the Northeast Side Area Plan.

Alderman Kovac also spoke in opposition to the project adding that “it’s a very high hurdle to change the zoning, and they haven’t even come close.”

The Commission voted unanimously to recommend denying the change in zoning, despite Trinitas Ventures’ request to hold the file.

1601 N. Jackson St. Apartment Proposal

Dermond Property Investments’ request for a change in zoning for the properties 1601 N. Jackson and 522 E. Pleasant from Local Business (LB2) to a Detailed Planned Development (DPD) will go before the City Plan Commission on January 9th, 2012.  The developer plans to build a five-story 34-unit residential apartment building that will consist of one-bedroom apartments and studios.  Each unit will have a covered outdoor terrace. The project will be located at the intersection of Jackson St. and Pleasant, the former Joey’s Restaurant location.  In excess of the zoning requirement of 18 off-street parking spots the building will include 34 enclosed parking spaces, 24 in the basement and ten on the first floor.  The project will target young professionals that prefer to live in a high-end apartment building with easy access to shopping, dining, and entertainment.

• Public Hearing Notice
• Map
• Description
• Drawings

UPDATE The proposal was originally reported as a four-story apartment building, but including the party room it is a five-story building.

Bay View Apartment Proposal

HKS Holdings LLC. proposal for a $12 million mixed-use apartment building in Bay View was recommend for approval at the December 6th, 2010 City Plan Commission meeting.  The 5-story building, to be located on the southeast corner of Kinnickinnic Ave. and Conway St., would include 70 loft apartments, 9,000 square-feet of first-floor retail, 71 underground parking spots, and 14 additional parking spots dedicated to retail use.

Eric Ponto, from Engberg Anderson explained the design and how it addresses the pedestrian environment.  Along Kinnickinnic Ave. the building will be setback to allow for wider sidewalks, and along Conway St. walk up units will hide the parking.  He added that they wanted the corner to be the “icon of the development.”  The building’s materials include a synthetic cast stone block and cement panels, while the balconies will be stainless steel with Ipe wood caps.

The development group is seeking WHEDA financing for a portion of the project, which would require 20% of the building to consist of affordable rental units.

There was some opposition to the project by a couple of community members.  Greg Bird went so far as to say “the design is boring,” and another neighbor arguing against the gentrification impacts of a project like this saying Bay View isn’t the Third Ward and “we are not that classy.”

This proposal will now before the Zoning, Neighborhoods & Development Committee on January 11th UPDATE December 17th. If approved by ZND, the proposal will go before the full Common Council.

Station Gateway Plaza

The preparation of the Downtown Plan Update has involved various public input sessions, countless hours of community and stakeholder input, resident surveys, the involvement of the business community, and the work of city staff. The process is still ongoing and the presentation before the City Plan Commission for approval was the next step in the process.

As previously reported the plan update spells out eight catalytic projects designed to increase density, improve connectivity throughout downtown, and create a sense of place. The eight catalytic projects, would as City of Milwaukee Planning and Development Manager Greg Patin, explained build on the catalytic projects from the 1999 plan.

Surprisingly, at the commission meeting there was some opposition. Pat O’Brien, President of the Milwaukee Development Corporation and the President of the M7, argued that the plan should focus on the remaining catalytic projects from the 1999 plan, that the plan should focus on demand generators, and it should prioritize catalytic projects. Vanessa Koster, City Planning Manager, responded to the critisim saying “We don’t prioritize catalytic projects” and indicated that this will allow the market to respond and drive the projects. She added that “we have many pearls downtown,” and that “this plan strings them all together.”

Broadway Connection

Wispark President Jerry Franke, spoke of a need to create a matrix to guide development, specifically to prioritize TIF use, and that the area laid out in the downtown plan was to far reaching.

Alderman Bauman spoke last saying that he was surprised about there being any controversy, stating that “this is a land use plan, this is not a statement of the City of Milwaukee TIF policy.” He added later that he was glad to hear that the M7 and the MDC are interested in demand generators in downtown Milwaukee. In fact he hoped to hear soon that the M7 has changed their position regarding UWM’s expansion in Wauwatosa, and that he looked forward to the subsequent article by Tom Daykin entitled “M7 calls for demand generators in downtown Milwaukee… like the Engineering School.”

Despite calls for the City of Milwaukee to set TIF policy within the land-use plan, the Downtown Plan Update moved forward with unanimous support from the City Plan Commission.

Drawing of the proposed riverwalk segment

The riverwalk segment for the proposed Beerline B Apartments will go before the Milwaukee City Plan Commission on August 23rd. General Capital Group is bringing the riverwalk segment forward for approval before the entire project. The 140-unit project, which recently was awarded $2,345,310 in WHEDA tax credits for 119 low-income units, will occupy the corner of Commerce St and Pleasant St. The site was one-time the location of the proposed Pleasant Street Market anchored around a grocery store, which appeared to halt after the anchor tenant signed a deal on the other side of the river.

The Beerline B Apartments riverwalk segment is the missing piece that will connect all of the Beerline B neighborhood with Schlitz Park and the rest of Westown, East Town, and the Historic Third Ward via the Milwaukee Riverwalk.

Project Files

• Project Narrative (PDF)
• Project Photos (PDF)
• Project Drawings (PDF)
• Beerline TIF Update (12/31/2009)

The six-story apartment building would be built into the hillside along Water St., adjacent to the stair case within the Astor St. right-of-way, and would contain 68-units.  It will include 520 square ft. studio apartments and 1,100 square ft. two bedroom apartments.  The top four floors will include 17 apartments on each floor.  There will be two levels of structured parking which will be accessible from Water St, and include 69 parking spots.  The first floor will give access to the parking garage, and contain a community room and fitness center.

Tom Daykin’s blog has more here.

You can see a variety of the renderings below (click image to enlarge)

If approved, the development will go before the Zoning, Neighborhoods & Development Committee, and then onto the full Common Council.  The full detailed plan is available on City Plan Commission website, and the associated file, 081081, is now available in legistar.

Paula Kiley, the Director of the Milwaukee Public Library, explained that the new facility will be somewhat smaller than the existing library but that the existing library is just one of seven City of Milwaukee libraries that are in the need a new HVAC system, and would need $750,000 to continue operating.  She went on to add that by using more technology and having one point of service the new library will offer better service despite the smaller facility.  There was some discussion regarding using this mixed-use model for other libraries in the city and she responded indicated that this concept is being looked into and that the “East library is the one that’s got the most consideration.”

Alderman Hamilton spoke in strong support of the project saying that “a lot of business that is generated over their is anchored by the library,” and that “this has been the catalytic project for that area.”  Former Saint Louis Ram, and University of Wisconsin football player Charles Belin spoke with great passion regarding the project saying that this is an “excellent, excellent thing you guys are doing here,” he went on to explain by telling his football story, that “sometimes you’re on the edge of some great thing happening,” and therefore this project should be supported.  This project had previously been approved, but hadn’t moved forward due to a lack of funding.  It has now received $7.8 million in WHEDA tax credits which should allow it to move forward soon.

This revision to the proposal was easily approved, and will now go before the Zoning, Neighborhoods & Development Committee.